1454 E 50th · Los Angeles, CA 90011

$680,000

2 bd · 2.0 ba · 1,144 sqft · MultiFamily public records · 178 Days on market

Built 1930 5,002 sqft lot $594/sqft · 82% above area Est $699k · at est.

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.3/30.0
• ARV discount +8.7/15.0
• DSCR +4.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Excellent Investment or Owner-User Opportunity! This property features three legal units, offering the perfect setup to live in one and rent the other two. The spacious front home includes 3 bedrooms and 1 bath, while two additional units each offer 1 bedroom and 1 bath. Schedule a viewing today before it’s gone!

Key facts

• 5,002 sq ft lot
• Built 1930
• Listed 177 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $680k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $545k (19.9% below list).
• Recommended offer: $545k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.1% in Los Angeles — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-8.2%/yr); 126 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $5,447/mo this rent would consume 111% of the median local household income ($59k/yr) (locally 5930% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($598k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $680k implies a 518% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $544,700 (19.9% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (median comp): $699,090
• List price: $680,000
• Delta: -2.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220-1222 E 49th St	0.30mi	3/2.0 (+1)	1,154 (+1%)	8mo	$395,000	$342	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.38×
• Total profit: $-118,679
• Equity at exit: $101,390

10-year hold

• IRR: -16.9%
• Equity multiple: 0.18×
• Total profit: $-156,065
• Equity at exit: $58,794

Cash invested: $190,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 90011

• Rents YoY: -8.2%
• Active inventory: 126
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $5,447 medium
• Mortgage (P&I): −$3,566
• Tax from tax record: −$333 /mo · $3,993/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,144
• Net cashflow: $121

Break-even live

Break-even rent $5,294

Max offer price $680,000

Occupancy floor 93%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,329
▸ 2× units	1	1	$3,118
Total (3 units)			$5,447

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $170,000
• Closing costs: $20,400
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1426 E 48th St Los Angeles, CA	2.0	1.0	700	$2,400	$3.43	43d	1	0.21mi
1428 E 54th St Los Angeles, CA	3.0	1.0	850	$3,400	$4.00	43d	1	0.23mi
1428 E 54th St Unit 2 Los Angeles, CA	3.0	1.0	850	$3,200	$3.76	43d	1	0.23mi
4620 Compton Ave Unit 9 Los Angeles, CA	3.0	2.0	1200	$2,750	$2.29	24d	1	0.30mi
1307 1/2 56th St Unit 1307 1/2 Los Angeles, CA	2.0	1.0	900	$2,250	$2.50	7d	1	0.36mi
1162 E 46th St Los Angeles, CA	3.0	2.0	1350	$3,800	$2.81	43d	1	0.48mi
1037 E 50th St Los Angeles, CA	2.0	1.0	900	$2,800	$3.11	24d	1	0.49mi
1031 E 52nd Pl Los Angeles, CA	3.0	2.0	1000	$3,650	$3.65	12d	1	0.51mi
1344 E 43rd Pl Los Angeles, CA	2.0	1.0	1437	$2,850	$1.98	43d	1	0.53mi
1346 E 43rd Pl Los Angeles, CA	2.0	1.0	800	$2,850	$3.56	43d	1	0.53mi
4327 Honduras St Los Angeles, CA	3.0	2.0	1281	$3,670	$2.86	43d	1	0.60mi
4310 Morgan Ave Los Angeles, CA	3.0	2.0	1189	$2,999	$2.52	14d	1	0.62mi
1166 E 43rd Pl Los Angeles, CA	3.0	1.0	1100	$3,252	$2.96	1d	1	0.63mi
1651 E 42nd St Unit 1 Los Angeles, CA	2.0	1.0	756	$2,180	$2.88	24d	1	0.72mi
905 E 57th St Los Angeles, CA	2.0	2.0	840	$3,000	$3.57	43d	1	0.75mi
4177 Naomi Ave Unit 4182 Los Angeles, CA	3.0	2.0	1000	$3,000	$3.00	43d	1	0.77mi
4177 Naomi Ave Unit 4181 Los Angeles, CA	3.0	2.0	1000	$2,650	$2.65	43d	1	0.77mi
718 E 48th St Los Angeles, CA	3.0	2.0	1332	$3,150	$2.36	43d	1	0.80mi
956 E 43rd St Los Angeles, CA	2.0	1.0	920	$2,887	$3.14	24d	1	0.82mi
1177 E 41st Pl Los Angeles, CA	3.0	1.0	1000	$3,200	$3.20	43d	1	0.86mi
6110 Makee Ave Unit 6114 Los Angeles, CA	3.0	1.0	826	$3,150	$3.81	2d	1	0.88mi
1659 E 61st St Los Angeles, CA	3.0	2.0	1200	$3,500	$2.92	43d	1	0.88mi
1364 E 61st St Los Angeles, CA	2.0	1.0	700	$2,500	$3.57	24d	1	0.89mi
643 E 47th St Unit 4 Los Angeles, CA	2.0	1.0	790	$2,475	$3.13	24d	1	0.93mi
632 E Vernon Ave Los Angeles, CA	3.0	1.0	1300	$3,000	$2.31	5d	1	1.00mi
632 E Vernon Ave Los Angeles, CA	3.0	1.0	1300	$3,000	$2.31	14d	1	1.00mi
1285 E Martin Luther King Junior Blvd Unit 1285 Los Angeles, CA	1.0	1.0	800	$1,495	$1.87	24d	1	1.01mi
431 56th St Unit 3 Los Angeles, CA	2.0	1.0	800	$2,800	$3.50	21d	1	1.06mi
887 E 40th Pl Unit 3 Los Angeles, CA	3.0	1.5	1135	$3,000	$2.64	43d	1	1.11mi
3438 McKinley Ave Apt 5 Los Angeles, CA	3.0	2.0	1100	$2,887	$2.62	2d	1	1.22mi
6624 Miramonte Blvd Los Angeles, CA	2.0	1.0	850	$2,800	$3.29	43d	1	1.24mi
5875 Towne Ave Los Angeles, CA	3.0	2.0	1040	$3,250	$3.12	20d	1	1.25mi
1210 E 68th St Los Angeles, CA	2.0	1.0	866	$2,500	$2.89	1d	1	1.33mi
1210 1/4 E 68th St Los Angeles, CA	2.0	1.0	866	$2,599	$3.00	24d	1	1.33mi

Listing history 18 events

1. 2026-06-18
   days on market $680,000 Active 178 DOM
2. 2026-06-17
   days on market $680,000 Active 177 DOM
3. 2026-06-16
   days on market $680,000 Active 176 DOM
4. 2026-06-15
   days on market $680,000 Active 175 DOM
5. 2026-06-13
   days on market $680,000 Active 173 DOM
6. 2026-06-09
   days on market $680,000 Active 169 DOM
7. 2026-06-08
   days on market $680,000 Active 168 DOM
8. 2026-06-07
   days on market $680,000 Active 167 DOM
9. 2026-06-04
   days on market $680,000 Active 164 DOM
10. 2026-06-03
    days on market $680,000 Active 163 DOM
11. 2026-06-02
    days on market $680,000 Active 162 DOM
12. 2026-06-01
    days on market $680,000 Active 161 DOM
13. 2026-05-31
    days on market $680,000 Active 160 DOM
14. 2026-03-10
    price $680,000 320-char remark

    Show marketing remark (320 chars)

    Excellent Investment or Owner-User Opportunity! This property features three legal units, offering the perfect setup to live in one and rent the other two. The spacious front home includes 3 bedrooms and 1 bath, while two additional units each offer 1 bedroom and 1 bath. Schedule a viewing today before it’s gone!

15. 2025-12-22
    listed $700,000 Active 320-char remark

    Show marketing remark (320 chars)

    Excellent Investment or Owner-User Opportunity! This property features three legal units, offering the perfect setup to live in one and rent the other two. The spacious front home includes 3 bedrooms and 1 bath, while two additional units each offer 1 bedroom and 1 bath. Schedule a viewing today before it’s gone!

16. 1987-10-06
    soldstatus $110,000
17. 1987-10-06
    soldstatus $110,000
18. 1983-07-28
    soldstatus $70,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $3,993 · $333/mo
• Projected year-2 tax: $5,168 · $431/mo
• Expected delta: +$1,175/yr (+$98/mo · 29.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,364
• − Mortgage interest: −$38,091
• − Property taxes: −$3,993
• − Insurance: −$3,400
• − Repairs & maintenance: −$5,229
• − Management: −$5,229
• − Depreciation: −$19,782
• Taxable loss: −$10,360
• Est. tax savings @ 24.0%: +$2,486
• After-tax cash flow: $3,939/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B Housing B- Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 100,113
• Household income: $59,017
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 5930.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 26% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Foreign-born: 45% · Canada, South Korea
• Languages at home: 13% English-only · Spanish 86%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -636.62%
• Current HPI: 477.6496
• Rent YoY: ▼ -8.20%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+871.4% since first listed

5 events — show timeline

• 2026-03-10 Price Changed $680,000 CRMLS
• 2025-12-22 Listed $700,000 CRMLS
• 1987-10-06 Sold (Public Records) $110,000 Public Records
• 1987-10-06 Sold (Public Records) $110,000 Public Records
• 1983-07-28 Sold (Public Records) $70,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,993 · +2.3% YoY. Source: county tax records.